The Maharashtra government approved the Unified Development Control and Promotion Regulations, which will govern construction and development projects in municipal corporations, municipal councils and nagar panchayats across Maharashtra, excluding Mumbai, hill stations, eco-sensitive zones and specified corporation areas.
This uniform set of regulations will specify everything from height of buildings to the width of roads and size of amenity spaces, and will apply across the key municipal corporations of Thane, Navi Mumbai, Pune, Aurangabad, Nashik, Nagpur, Solapur and Kolhapur. Exceptions include the Navi Mumbai Airport Notified Area, areas under the Maharashtra Industrial Development Corporation, Maharashtra Airport Development Corporation, Maharashtra State Road Development Corporation, the Multi-modal International Cargo Hub and Airport at Nagpur, the Pimpri-Chinchwad New Town Development Authority, and the Lonavala Municipal Council.
An official said, “The government has internally approved the regulations but a formal notification will be issued after the graduate constituency elections are over.” The regulations will come into force once the notification is published in the official gazette.
The 375-page blueprint demarcates various zones and specifies what kind development is allowed in each. It prohibits construction in areas between the river bank and blue flood line and within 100 metres of the high flood line of natural lakes. In the case of dams, it says, the distance will be specified by the irrigation department. It also restricts development in areas governed by the Works of Defence Act.
On recreational spaces, the regulations state that 10 per cent of any layout or any development of 0.2 hectares or more of land for any use in municipal corporation areas should be earmarked for recreational open space. The blueprint states that the minimum width of internal roads in any layout for residential development should range from nine to 15 metres. It also proposes that 5 per cent of layouts up to 10,000 sq metres and 10 per cent of layouts above10,000 sq metres be reserved for amenities.
In addition, it allows for the development of pedestrian pathways, jogging and cycling tracks, swimming pools and other recreational facilities 15 metres away from river banks and nine metres away from nallas in green belt zones.
The regulations also propose a minimum road width of 12 metres for buildings that are more than 24 metres tall, and 15 metres for buildings that are at least 50 metres tall. It also proposes that buildings that are more than 70 metres tall be referred to the High-rise Committee for clearance by the concerned planning authority.
They propose a higher floor space index for certain uses in congested and non-congested areas, and say that premiums will be shared 50:50 between the state government and the planning authority. They propose a base FSI of 1.10 for roads that are less than nine metres wide, and 1.20 for roads that are more than 30 metres wide. In addition, developers can purchase 0.40 additional FSI by paying premiums.
The premiums on higher FSI for educational buildings, including primary schools, hostels etc, will range from 10 per cent to 30 per cent in A, B, C category corporations. No premiums have been proposed for medical institutions, hospitals, maternity homes, health clubs and other buildings such as shelter homes, retirement homes, housing schemes for the poor. However, hotels that are two-star and above will have to pay premiums of up to 40 per cent.
The regulations allow a maximum FSI of 4 for road widths of 18 metres and above and a minimum 4,000 sq m plot area for development or redevelopment of staff quarters for government departments, statutory bodies and planning authorities.